Merrylands, St. Valery, Fassaroe
Planning application 201302
DecisionRefused
Decided19 February 2021
Application typePERMISSION
Source documents3
Site
What is on file
4refusal reasons0conditions8nearby records
Proposed development
Application description published by Wicklow County Council.Application and appeal history
Structured appeal stages, outcomes and source documents currently tied to this application.No indexed appeal history
No structured appeal case is tied to this application. This means no appeal is indexed, not that an appeal is impossible.
Decision details
Core application dates and identifiers from the public planning record.Planning analysis
Refusal reasons and planning conditions extracted from the public decision file.Refusal reasons
Premature Services
Development deemed premature pending determination by the Roads Authority of a road layout for the N11 upgrade, as insufficient information shows the development would not interfere with the upgrade.
CDP Objectives TR18, TR19; M11/N11 Corridor Study (J4 M50 - J14 Coyne's Cross) Needs Assessment Report April 2017insufficient information has been submitted to show that the proposed development would not impact on the ability to upgrade the N11 in the vicinity of the site and therefore the proposed development would be premature pending the determination by the Roads authority
Residential Amenity
Proposal results in sub-division of the original plot, is out of character with the existing pattern of development, and sets an undesirable precedent contrary to proper planning and sustainable development.
Bray Municipal District LAP 2018 RE Zoning Objective (infill residential development in accordance with principles of good design and protection of existing residential amenity)proposal would result in the sub-division of the original plot, would be out of character with the existing pattern of development in the area... would set an undesirable precedent for similar subdivision of plots within the area
Wastewater Percolation
Inadequate evidence that proposed wastewater treatment accords with EPA Code of Practice given high water table noted in trial holes, and insufficient evidence of right to connect to privately owned water main.
Wastewater Treatment and Disposal systems Serving Single Houses (p.e. < 10), Code of Practice, published by E.P.A 2009Inadequate evidence is available to show that the Proposed wastewater treatment for house no. 1 accords with the requirements of the WastewaterTreatment and Disposalsystems Serving Single Houses... given the high water table noted in the trial holes on site inspection
Traffic Sightlines
Development would endanger public safety due to a serious traffic hazard caused by insufficient sightlines at the proposed entrance.
General planning principles regarding public safety and road accessThe proposed development would endanger public safety by reason of serious traffic hazard because insufficient sightlines are available at the entrances.
Conditions
No conditions
No conditions are on record for this application yet.
Planning a project near Merrylands, St. Valery, Fassaroe?
Get a site risk brief with the local decision pattern and up to 80 detailed nearby comparables (40 refusals and 40 grants), including extracted reasons and source links. €29 incl. VAT, PDF by email.Inside the decision file
Extracts from the council's own decision documents for this application — 11 pages of searchable text on file.Chief Executives Order1 page indexed
PLANNING & DEVELOPMENT ACTS 2000 (as amended) Director of Services Order No: 265/2021 y! nl Reference Number: 20/1302 O es Name of Applicant: Aileen Lennon Address: os Merrylands 2 St Valerys rp Fassaroe Pu Bray, Co. Wicklow g Nature of Application PERMISSION for 1 x one single storey, stepping down in to two storey...
Planners Report10 pages indexed
Planne/s report for planning register reference 2Olt3O2 (G/planninglsolllDcreports/) U DEVELOPM ENT MANAG EM ENT y! PLANNING DEPARTMENT nl WICKLOW COUNTY COUNCIL O es Development Proposed One single storey, stepping down to two storey dwelling(two os bedrooms), removal of existing septic tank and percolation area and...
Read the full decision filePro members can search and read every indexed page of this file with the AI research assistant — planner's reasoning, conditions, and precedent across 2 documents.
Source documents
Original council portal records and source PDFs where available.- Application fileApplication file on www.eplanning.ieSource portal
- Chief Executives OrderSource: wicklowcoco.eplanning.ie / Bb13720e-b388-421c-b527-931f9949dd5e.pdf / Document 375177Source PDF
- Planners ReportSource: wicklowcoco.eplanning.ie / D6dd8565-cda7-4b40-bbc3-c2669e214cd2.pdf / Document 375179Source PDF
Nearby precedent
Similar nearby applications linked to this planning decision.- 199772 x 1 single storey, stepping down to two storey dwellings (1 x 3 bedroom and 1 x 2 bedroom) together with 1 x new vehicular entrance driveway and 1 x extension of existing vehicular driveway, removal of existing septic tank and percolation area and installation of 3 new septic tanks and associated percolation areas and alterations to existing site contours / 0.0 km away / 24 October 2019Refused
- 20427Demolition of existing outbuildings an barn to the north of the site and dwelling to the south of the site "Kibo Lodge" located at Bray Road, Cookstown, Bray, Co. Wicklow, A98 E227; The construction of 27 no. dwellings to be provided as follows; 17 no. 3 bed townhouses set out in 4 no. terraces with associated balconies, 6 no. 3 bed detached cantilever houses, 2 no. 5 bed detached houses, 1 no. 7 bed detached house, 1 no. 2 bed single storey replacement house on the footprint of the dwelling to be demolished; 31 no. of car parking spaces (including 1 no. visitor and 1 no. accessible space) will be provided to serve the proposed townhouses at the north of the site; The detached houses will be provided with car parking within the curtilage; Access to the south of the site will be served by new vehicular entrance off Bray Road (R117) via a new bridge over the Glencullen River, new pedestrian access off Bray Road (R117) also to be provided. The existing site entrance from Kilbride Lane and internal road to the north of the subject site will be retained and upgraded to accommodate the proposed residential development; The provision of a new boundary to separate the proposed residential development and St. Valery's House (Protected Structure) including landscaped screening and gates to the entrance of St. Valery's House; On site pumping station to be provided and new 80mm pvc rising main to be constructed from the proposed access on Bray Road (R117) outfalling into the public sewer n Enniskerry; All associated site development, boundary treatments, infrastructural, green roofs and landscaping works / 0.3 km away / 13 July 2020Refused
- 22694Amendments to the previously approved planning permission reg ref no. 21/1405, reg ref no. 17/1085 & ref no ABP-301577-18, the development comprises; 1) the addition of 2 no. dwelling units increasing the total new dwelling units on the site from 32 to 34. The proposed units will comprise of 2 no. 4 bed detached dwelling units, and all associated site works all on a site of c.3.705 hectares located at Kilbride Hill House (a protected structure, RPS ref 26 / 0.4 km away / 12 August 2022Refused
- 23369S254 - advertising structure - finger post / 0.4 km away / 25 May 2023Refused
- 17296Removal of existing 9 sqm shed and adjacent garden walls, construction of new front 6 sqm ground floor flat roof extension to front of existing dwelling construction of new 88 sqm 2 storey, 2 bedroom end of terrace dwelling to side garden / north west gable of existing dwelling, removal of front boundary walls to allow for widening of existing car parking area to accommodate new dwelling car parking requirements, all together with associated site works, drainage and new boundary retaining walls necessary to complete this development / 0.4 km away / 15 May 2017Refused
- 23368S254 - advertising structure - free standing / 0.5 km away / 25 May 2023Refused
- 23140Three storey detached dwelling with connections to private access road, drainage services, landscaping, soakway and all associated site works / 0.5 km away / 31 October 2023Refused
- 23427Change of use of shop by reason of use of premises for the operation of a fast food takeaway and by reason of extended opening hours; erection of signage; material change of use of lands by reason of the use of the external area to the front of the shop for outdoor seating / 0.5 km away / 26 June 2023Refused